    
| "...neither Heather nor I have ever had that kind of customer service experience from anyone on anything. To come out there at the drop of a hat, total respect for the property, pride in the work, like they are working on their own house and no disputes in any way. I wish all folks could appreciate how easy it is to work with you guys. All of you have gone above and beyond to make our home feel right to us and we really appreciate it. We couldn't be happier." - Doug |
DEVELOPMENT
Phase 1: Feasibility Studies
Phase 2:
Preliminary Plat Approval
Phase 3: Final Approval
Why Choose LIFEstyle Homes & Construction Inc.?
We Are a Developer and Builder
We Honor Your Wishes
We Stick to the Schedule
We Take Care of Our Customers
What Will Happen to My Land?
How to Sell Your Land:
Overview
A land sale begins when you and a developer decide to explore the possibility of selling your land. The developer conducts an initial study of the land to loosely determine if it would be a good prospect for development. Once the development team decides it might work, the developer puts together an offer for you, the landowner. This offer indicates the amount of money the developer is willing to pay and also includes what is known as a "feasibility contingency." At this time, if the landowner accepts the offer, the developer researches the property and conducts various studies to determine if the property is feasible for their use.
After evaluating the land, the developer must file the appropriate documents to obtain approvals and building permits before construction can begin. At that point, the sale closes and the developer issues a check to you, the landowner. In general, this process can take anywhere from nine months to more than a year.
Phase 1: Feasibility Studies
Feasibility studies explore certain environmental and regulatory elements of the property. These tests can take anywhere from 90 to 120 days to complete in most jurisdictions. This phase begins when the development team orders a title report and reviews the report for easements and restrictions that may be placed on the land. They then may survey the property to confirm the layout, boundaries, and encroachments.
At LIFEstyle Homes, as many as 80% of our feasibility tests are completed within 90 days. We work hard to determine, in the shortest time possible, whether your land is appropriate for development.
Next, the development team determines the availability and location of utilities such as water, sewer, power, gas, phone, cable, and any subsequent utility fees.
The team may conduct a "wetland delineation study" to determine if there are any wetlands on the property. If wetlands are found, the team analyzes their size and location and determines if the land is still a good prospect for development.
A wetland study can be fairly subjective. The specialist who prepares your wetland study is often significant to the sale of your land. A developer who has established good working relationships with professionals can streamline the process.
Finally, the development team performs an initial traffic review to determine if there are any traffic problems in the vicinity which may adversely affect plans for development.
The developer uses the information which has been obtained to prepare a preliminary design. The developer then may conduct a geotechnical analysis to examine soil conditions and research the downstream drainage of the land.
Once these land-use issues have been examined, the development team moves into the regulation phase of the feasibility study. First they meet with city, county and municipal district officials to determine if there are any regional or property concerns. At this stage, the team may revise the preliminary design of the project to incorporate what they have learned from all the previous studies and surveys.
Next the developers obtain a "traffic concurrency," a form required to obtain plat approval. They then prepare a preliminary cost estimate and conduct a market analysis on the project.
Once all the studies are complete and the analysis is done, the development team performs a final review of the results and makes a final decision on whether to continue with the project. If the project is a go, the development company issues you, the landowner, an "earnest money deposit." This is a non-refundable deposit that demonstrates they are serious about purchasing your land. This money is yours to keep, no matter what happens throughout the rest of the process.
Phase 2: Preliminary Plat Approval
After the developer completes the feasibility tests and makes a final decision to proceed, the development team must receive approval to develop from the county hearing examiner or city council. In order to obtain this approval, there are several steps the development team must take. First they must submit an application. The county or city has 28 days to determine if the application is complete. If the application materials are complete, the county or city returns a letter to the developer confirming a completed application. If additional information is needed, the county or city sends a letter notifying the additional information needed; the developer must then submit the requested information.
Approximately 30 to 45 days after they receive notice that the application is complete, the developer receives a State Environment Policy Act (SEPA) determination examining the expected environmental impacts of the proposed development. The county holds a hearing on the project approximately 60 days after the SEPA determination is made. The county hearing examiner or city council then has 15 days to render a decision. There is a 21-day period following the decision in which appeals to the ruling may be filed.
At any time during this process, outside parties may appeal the project and jurisdictional agencies may request more information from the developer. It is important to work with an experienced developer who has established good working relationships with government officials and has earned a reputation for working conscientiously to support community interests.
Phase 3: Final Approval
The Home Stretch
Once the plat approval has been granted and all appeal periods have been fulfilled, the development team begins the process of obtaining construction plan approval. First they submit the construction plans to the county, city, and utility districts. Approximately six weeks after submission, the team receives "red-lined" plans which include any corrections needed for the project. The developer then re-submits the corrected plans within two weeks. Finally, within three to four weeks, the districts review and approve the corrected plans.
After the development team receives approval on the construction plans, they then must provide insurance and obtain right of way permits and bonds. Finally, after all these steps have been completed, the developer receives construction permits and is ready to begin construction.
At this point you, the landowner, receive a final check for the remaining negotiated purchase price of the land.
Why Choose LIFEstyle Homes & Construction Inc.?
Selling your property can be a rewarding experience if you choose the right team to help you. LIFEstyle Homes is that team.
Our owners have a combined record of over 10 years experience as both developers and builders. We know how to navigate through government regulations and red tape and have established a reputation for meeting timelines in every phase of the process, from feasibility studies to final plan approval. Our positive relationships with government officials often help minimize or eliminate problems as they arise.
We Are a Developer and Builder
Some developers simply transfer the property they buy to a builder. We are not only a developer, but a builder as well. That means we retain more control over what happens to your land once construction begins. You can be assured, after your land is sold, that we will build the kinds of homes we promised.
You can also be assured, that the offer you receive from LIFEstyle Homes is the best fair price for your land. Since we don't have to pay the taxes and fees associated with re-selling your land to another party, our transfer costs are minimized. This sometimes allows us the ability to offer a higher price for your property.
We Honor Your Wishes
We recognize that you may have some very special concerns about the property you own. Perhaps you have a grove of trees you would like to protect. At LIFEstyle Homes we have often worked with family members to preserve areas that have special personal meaning.
We Stick to the Schedule
One of the most frustrating experiences a landowner can face is working with a developer who ties up their land sale. Developers have timelines and closing dates to meet throughout the process, yet many developers draw out this process as long as possible and extend or even miss deadlines along the way.
At LIFEstyle Homes, our goal is to deliver your money to you as quickly as possible. We stay on schedule and complete the phases of the process early whenever possible. If we identify any unworkable situations, we let you know up front.
As many as 80% of our feasibility tests are completed within 90 days. We work hard to determine, in the shortest time possible, whether your land is appropriate for development. If we determine that your land is not appropriate for development, we let you know up front and provide you with all the information discovered and studies performed at no charge.
We Take Care of Our Customers
We are a family-owned business and have earned a reputation for exhibiting fairness and honesty in all our business dealings. Our mission is to take care of our families, both buyers and sellers.
We have helped many families like yours who are considering whether or not to sell their land. We have also helped many families realize their dream of owning a home. We are proud of the communities we build and proud that we have been able to make living in a quality home affordable.
What Will Happen to My Land?
We have helped many families like yours who are considering whether or not to sell their land. We have also helped many families realize their dream of owning a home. We do our best to create appealing and affordable housing of the highest quality.
We are a builder, as well as a developer, so we are able to maintain more control over our projects than a company who merely develops or builds. We work closely with sellers, officials, neighbors, and community groups to create win-win situations for everyone. You can be assured, after your land is sold, that we will build the kind of homes we promised.
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